Building Control Officers And Your Loft Conversion

It is the role of councils building inspectors, or BCO’s, to ensure that new
loft conversions meet the criteria specified in the building
regulations.

They will usually get involved in the project when the building regs application has been submitted by the householder.

It is often the case that they will ask for further information before the application is given the green light.

All BCO’s are different and will have their own way of working
and some may require more information than others but their pre-build
checking procedures can often pick up things that have been missed by
the applicant.

An application for building regulations approval seldom goes
through without the BCO requesting clarification of some details or
further information but this is perfectly normal and usually doesn’t
hold up the approval process for too long.

Once approval has been given for the loft conversion to go ahead the
householder must give the BCO 48 hours notice of his intention to start
work and also pay an inspection fee.

Once this has been done the building control officers will begin a series of on-site inspections.

What is often overlooked is that the building control officer needs to be notified so he can make visits.

Although spot checks can take place it is up to the builder to contact the BCO and invite him to inspect the work.

Once the invitation has been made the builder must leave any work
to be inspected easily accessible. As a note of caution the BCO does
have the power to make the builder take down any work that obstructs his
access.

The builder must issue a formal invitation to the building
control officer to make a site inspection at certain key moments during
the build.

These are:

*The beginning of the project

*When new flooring joists or beams are installed

*Installation of insulation to roofs and walls

*When the stairs are put in place

*The installation of the fire doors, escape routes and smoke alarms

*When the project is complete and ready to be signed off

The building regulations state that the builder must request a
visit by the BCO in writing with one days notice being the norm though
two days notice is required for the start and completion site
inspections.

Sometimes more inspections will be held in addition to those noted above
and these occasions could include; if the party wall is extended, any
other structural alterations including dormers; electrical work and
plumbing fixes.

Of all the site inspections probably the most important is the
last one. The reason for this is the building control officer will not
issue the completion certificate until he has held a final inspection.

Having a completion certificate is hugely important
as it is confirmation that the loft conversion has been carried out
according to the building regulations and will have to be produced if
the property is sold at any point in the future.

If, during his inspection, the BCO finds work that isn‘t in line with
the building regulations or wasn’t included in the plans then he can
order the work to be torn down and rebuilt.

The householder does have a right of appeal but that can be a
lengthy and expensive process so it is vital that all building work is
carried out correctly.

If the problem uncovered by the inspection is a small one than it
is possible that the BCO will be open to a compromise solution though
he is under no obligation to do so.

Independent Building Inspectors

Your local council and its building control office are not your
only option when it comes to choosign an inspector. By using an
approved independent inspector for the work on your loft conversion you
will avoid having to deal directly with the local council.

The independent inspector will work with you in making an initial
notice to the local council regarding the building work you intend to
do on your property.

The local council will accept this notice and by doing they hand
over the responsibility for checking your plans and making site
inspections over to your own inspector.

What Does The Independent Building Regulations Inspector Do?

Well, he inspects.

He basically takes over the role of the councils building control
officers by advising you on how to meet the building regulations or
planning permission and by approving your plans.

He can issue a plans certificate and a final certificate when the work is finished.

He will also make ongoing inspections whilst the work is in progress.

If the inspector isn’t happy with the work whilst it is in
progress, and you are unable to come to an agreement with what needs to
be done, he will withdraw the initial notice you previously submitted to
the council.

He will then walk away and the council will take over.

They will then most likely ask for your full plans and may
inspect your work to say if it complies with their interpretation of the
building regulations.

If this happens keep your cheque book handy. The council may hit you with a ‘reversion charge’.

If work progresses without recourse to the council a final
certificate will only be issued by your inspector when he is satisfied
the work complies with the building regulations.

If he doesn’t feel that he can issue a certificate, and you
refuse to carry out any additional work, he will inform the local
authorities who may then decide to take enforcement action against you.

I Thought This Bloke Was Supposed To Be On My Side?

Yes, you employed him (and yes you do have to pay him), but he is
an independent inspector. He will enforce the building regulations.

Using an independent building control inspector for your loft
conversion is not a sneaky way to blindside the council and get around
the regulations.

In using an independent inspector you still have the right to
appeal for ‘determination’ to the Deputy Prime Ministers Office or to
ask for a relaxation of the building regulations.